2014 san Francisco housing inventory

Transcription

1 2014 san Francisco housing inventory

2 2015 San Francisco Planning Department 1650 Mission Street, Suite 400 San Francisco, CA Front Cover: Linea, 115 market-rate units.

3 2014 San Francisco housing inventory San Francisco Planning Department April 2015

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5 Table of Contents Introduction 01 Highlights 05 Finidings 16 Housing Stock 16 Housing Production Trends 17 Housing 17 Projects Approved and Under Review by Planning 19 Units Authorized for 20 Demolitions 20 Alterations and Conversions 20 Housing Unit Trends 22 Types of Buildings 22 Housing Units Added by Zoning District 22 Condominiums 25 Condominium 25 Condominium Conversions 26 Residential Hotels 27 Affordable Housing 28 Standards and Definitions of Affordability 28 Affordable Housing 31 Inclusionary Housing 33 Affordability of Market Rate Housing 34 Affordable Housing Acquisition and Rehabilitation 35 Changes in Housing Stock by Planning District 36 Housing Stock by Planning District 38 Housing in the Bay Area 41 Appendices 43 Appendix A: Project Lists 44 Appendix B: Community Plan Area Annual Monitoring 65 Appendix C: San Francisco Zoning Districts 69 Appendix D: In-Lieu Housing Fees Collected 71 Appendix E: Glossary 72 i

6 Tables Table 1. San Francisco Housing Stock by Building Type, Table 2. San Francisco Housing Trends, Table 3. Projects and Units Filed at Planning Department for Review, Table 4. Units and Projects Authorized for by DBI by Building Type, Table 5. Units Demolished by Building Type, Table 6. Units Demolished by Zoning District, Table 7. Units Added or Lost Through Alteration Permits, Table 8. Units Lost Through Alterations and Demolitions, Table 9. Housing Units Added by Building Type, Table 10. Housing Units Added by Generalized Zoning, Table 11. Housing Units Added by Zoning District, Table 12. Condominiums Recorded by DPW, Table 13. Condominiums Recorded by DPW by Building Type, Table 14. Condominium Conversions Recorded by DPW, Table 15. Condominium Conversions Recorded by DPW by Building Type, Table 16. Changes in Residential Hotel Stock, Table Rental Affordable Housing Guidelines 29 Table Homeownership Affordable Housing Guidelines 30 Table 19. Affordable Housing by Income Level, Table 20. Affordable by Housing Type, Table 21. Inclusionary Units, Table 22. Housing Price Trends, San Francisco Bay Area, Table 23. Units Rehabilitated, Table 24. Housing Units Completed and Demolished by Planning District, Table 25. San Francisco Housing Stock by Planning District, Table 26. Units Authorized for for San Francisco and the Bay Area Counties, Table A-1. Major Market Rate Housing Projects Completed, Table A-2. Major Affordable Housing Projects Completed, Table A-3. Major Housing Projects Reviewed and Entitled by Planning Department, Table A-4. Major Housing Projects Filed at Planning Department, Table A-5. Major Projects Authorized for by DBI, Table A-6. Major Affordable Projects in the Pipeline as of December 31, Table B-1. Housing Units Completed and Demolished by Planning District, Table B-2. Housing Trends by Planning Area, Table B-3. Units Entitled by Planning Area, Table B-4. Housing Units Added by Building Type and Planning Area, Table B-5. Units Demolished by Building Type and Planning Area, Table B-6. Units Lost Through Alterations and Demolitions by Planning Area, Table B-7. Affordable Housing Constructed in Planning Areas, Table C. San Francisco Zoning Districts 69 Table D. In-Lieu Housing Fees Collected, Fiscal Years ii SAN FRANCISCO PLANNING DEPARTMENT

7 Figures Figure 1. Units Completed & Demolished by Planning District, Figure 2. San Francisco Housing Stock by Planning District, Figure 3. Bay Area Housing Trends, Maps Map 1. San Francisco Planning Districts 37 iii

8 introduction: about the 2014 housing inventory iv SAN FRANCISCO PLANNING DEPARTMENT

9 San Francisco Housing Inventory 2014 The Housing Inventory is the Planning Department s annual survey of housing production trends in San Francisco. It has reported changes in the City s housing stock, including housing construction, demolition, and alterations, since This report is 45th in the series and presents housing production activity during the year By monitoring changes in San Francisco s housing stock, the Housing Inventory provides a basis for evaluating the housing production goals and policies of the Housing Element of the San Francisco General Plan. Housing policy implications that may arise from data in this report, however, are not discussed here. The Housing Inventory reports housing production, which begins when a building permit application for a project is filed with the City. The application is first reviewed by the Planning Department for compliance with the Planning Code, zoning, and other applicable policies. If the Planning Department approves the project, the Department of Building Inspection (DBI) reviews the application for compliance with the Building Code. If DBI approves the application, it issues a permit authorizing construction. The next step is for the project sponsor to begin construction on the project. Once construction has been completed and passed all required inspections, DBI issues a Certificate of Final Completion (CFC) for the project. The Housing Inventory also reports the annual net gain in housing units citywide by general Zoning Districts and by Planning Districts. Net gain is the number of newly constructed units with CFCs issued, adjusted for alterations which can add or subtract units and demolitions. Affordable housing, condominiums, and changes in the residential hotel stock are other areas of interest covered by the Housing Inventory. In addition, the report provides a regional perspective by examining housing construction activity and home prices for the nine-county Bay Area region. Finally, major projects completed, authorized, under review, or in the pipeline are listed in Appendix A. The Housing Inventory also summarizes housing production trends in the Better Neighborhoods and Eastern Neighborhoods plan areas in Appendix B. These plan areas have separate monitoring reports that detail housing production trends. Appendix B also summarizes housing production in Analysis Neighborhoods as defined by the Department of Public Health. This report was prepared from information received from a number of different sources including the Department of Building Inspection, the Department of Public Works and Planning Department records. The Mayor s Office of Housing, the San Francisco Housing Authority and the Office of Community Investment and Infrastructure (Successor Agency to the San Francisco Redevelopment Agency) provided information on affordable housing projects. The California Homebuilding Foundation/ Industry Research Board provided Bay Area building permit data. The California Association of Realtors provided housing costs. Project sponsors also contributed data. Copies of this report can be downloaded from the Publications & Reports link at the Planning Department s web site at org. A limited number of copies are available for purchase from the Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA Copies may also be reviewed at the Government Information Center on the fifth floor of the San Francisco Main Library. Department Staff Contact for this report is Audrey Desmuke, (415) , audrey.desmuke@sfgov.org. 1

10 Housing Production Process The Housing Inventory describes net changes in the housing stock and details units that have been certified complete, units that were authorized for construction, and units that are under review by the Planning Department. The housing production process begins with a project review by the Planning Department and ends with the issuance of a Certificate of Final Completion (CFC) by the Department of Building Inspection (DBI). Figure 1 outlines the main stages of the housing production process. Units Reviewed by Planning Department and DBI For most major projects, review by the Planning Department is the first step in the process. Proposals are reviewed by the Planning Department for compliance with the Planning Code, the General Plan, environmental requirements, and other regulations and policies. Generally, only major projects require special Planning Department approvals, such as a conditional use permit or variance. The number and type of projects undergoing Planning Department review are indicators of current building interest and production expectation within the next two to five years. Following Planning Department approval and entitlements, the Department of Building Inspection (DBI) reviews the project for compliance with the Building Code. Units Authorized for a year. If the permit is not picked up or acted on within 90 days, the permit expires. The number of units authorized for construction is a key indicator of future housing construction. Units Certified Complete Projects are inspected by DBI at various stages throughout the construction process. However, inspectors only issue Certificates of Final Completions (CFCs) for projects that are deemed 100% complete. Units certified complete are an indicator of changes to the City s housing supply and include units gained or lost from new construction, alterations, and demolitions. For the purposes of this report, however, units that have received Temporary Certificates of Occupancy (TCOs) or Final Inspection Approval from the Department of Building Inspection are also considered and counted as completed units. Housing production is measured in terms of units rather than projects because the number of units in a project varies. Not all projects reviewed or approved are built. A project s building permit application may be withdrawn, disapproved, or revised; its permit may also expire if, for example, a project is not financed. Housing production is also affected by changes in market conditions and the economy. However, once building construction starts, a project is usually completed within one to two years, depending on the size of the project. If DBI approves the project following its own review, it issues building permits authorizing construction. Projects with approved building permits generally start construction within 90 days from the date the permit is issued. Start of construction, however, may be delayed for up to FIGURE 1. The Housing Production Process Housing Units Under Planning/ DBI Review Housing Units Authorized for Housing Units Under Housing Units Certified Complete 2 SAN FRANCISCO PLANNING DEPARTMENT

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12 highlights: 2014 snapshot 4 SAN FRANCISCO PLANNING DEPARTMENT

13 San Francisco Housing Inventory 2014 Summary of highlights The production of new housing in 2014 totaled 3,654 units, a 50% increase from This includes 3,454 units in new construction and 200 new units added through conversion of non-residential uses or expansion of existing structures. Some 140 units (75% decrease from 2013) were lost through demolition (95), unit mergers (20), removal of illegal units (24), and a correction to official records (1). There was a net addition of 3,514 units to the City s housing stock in 2014, a 79% increase from 2013 s net addition. This exceeds the 10-year average of 2,075 and represents a continuing upward trend in net unit production from the lowest production point of By the end of 2014, there were approximately 379,597 dwelling units in the city. In 2014, 757 new affordable housing units were built, just a 6% increase from the previous year s production. These new affordable units made up 21% of new units added to the City s housing stock. This count includes 267 inclusionary units and 59 units added to existing structures. About 83% of the new affordable units are rentals affordable to very-low and low-income households. In 2014, 3,834 units were authorized for construction. This represents a 21% increase from housing authorized for construction over the past five years continues to be overwhelmingly (90%) in buildings with 20 or more units. The Planning Department approved and fully entitled 57 projects in These projects propose a total of 3,756 units. Housing stock Housing Stock by Building Type 10% 26% 379,597 1% 2014 change from % 20+ Units 10 to 19 Units 5 to 9 Units 2 to 4 Units Single Family 10% 21% 5

14 NEW CONSTRUCTION trends 5-year 5-Year new construction trends, Trends, Number of Units 6,000 5,000 4,000 3,000 2,000 3,454 3, Year Trends, 199 6,000 3,454 48% 2014 change from 2013 Number of Units 5,000 3,514 79% 4, change from ,000 1,859 1,797 2,000 1, , Units Completed from Net Change in Number of Units Units Completed from Const 20-year 20-Year new construction trends, Trends, ,000 5-Year Unit Demolition Trends, ,000 5, Year Unit Demolition Trends, ,000 Number of Number Units of Units 5,000 4,000 4,000 2,730 3,000 2,496 1,859 3,000 1,797 2,000 5,000 3,366 3,454 3,454 3,5144,000 2, , , Units Completed from Net Change in Number of Units Number of Units 3,000 1,797 2,000 1, Units demolished Net Change in Number of Units Units demolished 6 SAN FRANCISCO PLANNING DEPARTMENT 20-Year Unit Demolition Trends,

15 Units Completed from Net Change in Number of Units Units Completed from Constr San Francisco Housing Inventory 2014 UNIT DEMOLITION TRENDS 5-Year 6,000 Unit Demolition Trends, Year Unit Demolition Trends, year UNIT DEMOLITION trends, Number of Number Units of Units 20-Year Trends, ,000 5,000 5,000 4,000 3,366 3,454 4,000 2,730 3,000 2,496 1,859 3,000 1,797 2,000 2, , , Units Completed from Net Change in Number of Units , % 2014 change from ,454 3,5144,000 Number of Units 5,000 3,000 1,797 2,000 1, Units demolished Net Change in Number of Units Units demolished N 20-year 20-Year UNIT Unit DEMOLITION Demolition trends, Trends, Year 6,000 Units Authorization Trends, ,000 5, Year Units Authorization Trends, 19 6,000 Number of Number Units of Units 5,000 4,000 3,454 4,000 3,000 2,496 3,000 1,797 2,000 2,000 1, , Units demolished Net Change in Number of Units ,514 4,000 3,360 3,000 2,000 1, ,000 Number of Units 5, , Units authorized for construction Net Change in Number of Units Units authorized for construction 20-Year Units Authorization Trends,

16 Units demolished Net Change in Number of Units Units demolished N UNIT AUTHORIZATION FOR CONSTRUCTION TRENDS 5-Year Units Authorization Trends, year UNIT AUTHORIZATION FOR CONSTRUCTION trends, Number of Number Units of Units 20-Year Unit Demolition Trends, ,000 6,000 5,000 5,000 4,000 3,454 4,000 3,000 2,496 3,000 1,797 2,000 2,000 1, , Units demolished Net Change in Number of Units Year Units Authorization Trends, 1 6,000 3,834 21% 2014 change from ,514 4,000 3,360 3,000 2,000 1, ,000 Number of Units 5, , Units authorized for construction Net Change in Number of Units Units authorized for constructio 20-year 20-Year UNIT Units AUTHORIZATION Authorization FOR Trends, CONSTRUCTION trends, ,000 5,571 5,000 Number of Units 4,000 3,000 3,360 3,281 2,496 3,454 3,888 3,834 3,514 2,000 1,797 1, , Units authorized for construction Net Change in Number of Units 8 SAN FRANCISCO PLANNING DEPARTMENT

17 San Francisco Housing Inventory Housing Unit Trends UNITS ADDED BY BUILDING TYPE 1% 2% 2% 4% 91% 20+ Unit BUILDINGS 10 to 19 Unit BUILDINGS 3 to 9 Unit BUILDINGS 2 Unit BUILDINGS Single Family BUILDINGS UNITS lost through alterations and demolitions by type of loss 17% 32% 68% 1% 14% DEMOLITIONS ALTERATIONS ILLEGAL UNITS REMOVED UNITS MERGED INTO LARGER UNITS Correction TO OFFICIAL RECORDS UNITS demolished by building type 19% 41% 6% 34% 5+ Unit BUILDINGS 3 to 4 Unit BUILDINGS 2 Unit BUILDINGS Single Family BUILDINGS 9

18 CONDOMINIUMS BY BUILDING TYPE, % 2% 2% 1% 1,977 24% 2014 change from % 20+ Units 10 to 19 Units 5 to 9 Units 3 to 4 Units 2 units Condominium Conversions by Building Type 15% 21% % 2014 change from % 43% 5 to 6 Units 4 Units 3 Units 2 units 10 SAN FRANCISCO PLANNING DEPARTMENT

19 San Francisco Housing Inventory 2014 AFFORDABLE HOUSING IN 2014 AFFORDABLE HOUSING AND MARKET-RATE HOUSING 21% 757 6% 2014 change from 2013 MARKET RATE Units AFFORDABLE Units 79% Affordable units include 100% affordable units, Inclusionary units, and units built as secondary units to existing structures. Affordable Housing by Income Level 17% 20% 63% Very Low (50% AMI) Low (80% AMI) Moderate (120% AMI) Affordable Housing by Housing Type 17% 12% 0.4% 71% FAMILY SENIOR INDIVIDUAL/SRO (0.4%) HOMEOWNER 11

20 HOUSING TRENDS BY GEOGRAPHY Housing : Top 10 Neighborhoods Analysis Neighborhood Units Completed Rank Units Demolished TOTAL 3, ,514 Treasure Island Source: Planning Department Rank Units Altered Rank Net Gain Housing Units South of Market 1, ,304 1 Mission Bay Financial District/ South Beach (10) Hayes Valley Potrero Hill Nob Hill Castro/Upper Market Tenderloin Bayview Hunters Point (2) Mission Rest of the City Rank Lincoln Park Seacliff Outer Richmond Sunset/Parkside Golden Gate Park Lincoln Park Lakeshore Seacliff Presidio Inner Richmond Inner Sunset Outer Richmond Sunset/Parkside Golden Gate Park Presidio Heights Lone Mountain/ Presidio USF Haight Ashbury Inner Richmond Twin Peaks Inner Sunset West of Twin Peaks Marina Pacific Heights Japantown Russian Hill Western Addition Marina Hayes Valley Presidio Castro/ Heights Upper Market Outer Mission Lone Mountain/ USF Noe Haight ValleyAshbury Glen Park Twin Peaks Oceanview/Merced/ Ingleside Excelsior West of Twin Peaks North Beach Nob Hill Tenderloin Pacific Heights Japantown Western Mission Addition Castro/ Upper Bernal Market Heights Noe Valley McLaren Glen Park Park Hayes Valley Chinatown Financial District/ South Beach North Beach Russian Hill South of Market Portola Visitacion Valley Chinatown Nob Hill Mission Bay Tenderloin Mission Bernal Heights Financial District/ South Beach Potrero Hill South of Market Bayview Hunters Point Mission Bay Potrero Hill Bayview Hunters Point Treasure Island top 10 analysis neighborhoods rank 1 5 rank 6 10 Note: Analysis Neighborhoods are used in all of the San Francisco Indicators Project conducted by the Department of Public Health. Neighborhoods are based on existing 2010 Census tracts. Outer Mission Portola Lakeshore 12 SAN FRANCISCO PLANNING DEPARTMENT Oceanview/Merced/ Ingleside Excelsior McLaren Park Visitacion Valley

21 San Francisco Housing Inventory 2014 HOUSING TRENDS BY GEOGRAPHY Units Authorized for for San Francisco and the Bay Area Counties, 2014 County Single-Family Units Multi-Family Units Total Units Percent of Total Alameda 1,088 2,050 3,138 15% Contra Costa 1, ,984 9% Marin % Napa % San Francisco 48 3,120 3,168 15% San Mateo 315 1,302 1,617 8% Santa Clara 1,620 8,135 9,755 46% Solano % Sonoma % TOTAL 5,598 15,492 21, % Source: California Homebuilding Foundation Sonoma Napa 1% pacific ocean 1% Marin 2% 3% Solano 9% Contra Costa bay area region SAN FRANCISCO 15% 15% Alameda San Mateo 8% 46% Santa Clara 13

22 Regional Housing Needs Allocation, Planning period Household Affordability Above Moderate (> 120% AMI) Moderate Income (80 120% AMI) Low Income (< 80% AMI) Housing Goals Actual Production % of Production Target Achieved Production Deficit as of ,315 13, % (1,153) 6,754 1,207 18% 5,547 12,124 5,428 45% 6,696 TOTALS 31,193 20,103 64% 11,090 Actual Production, % 6% 67% The State Department of Housing and Community Development, along with the Association of Bay Area Governments set the regional housing needs allocation or RHNA targets for housing production in every county in the Bay Area. Sixty percent of RHNA targets are required to be affordable to households with varying incomes. Between 2007 and 2014, over 20,000 net new housing units had been produced in San Francisco, as shown in the pie chart. Low Income (<80% AMI) Moderate Income (80 120% AMI) Above Moderate (>120% AMI) LOOKING FORWARD, ,028 66% Units Filed by the Planning Department change from ,756 47% Units ENTITLED by the planning department change from ,834 21% Units AUTHORIZED FOR CONSTRUCTion change from SAN FRANCISCO PLANNING DEPARTMENT

23 San Francisco Housing Inventory 2014 findings: housing in san francisco 15

24 Housing Stock The number of units in San Francisco s housing stock is derived by taking the total units from the decennial census count as baseline, then adding net unit change each subsequent year until the next census. Because the 2010 Census did not collect detailed housing characteristics, this 2014 Housing Inventory uses data from the 2010 Five Year American Community Survey (2010 ACS5). Annual net unit change the sum of units completed from new construction and alterations minus units lost from demolition and alterations will be added to this 2010 ACS5 baseline count. According to the 2010 ACS5 and new production over the last couple of years, housing units in San Francisco totaled 379,597, with near equal distribution between single family units (33%), moderate density buildings (two to nine units 31%), and higher density structures (10 or more units 36%). This distribution has been the same for the last 5 years and will likely change in the next few years as the trend has been moving towards increasingly larger buildings, as presented in Table 9. In 2014, there was a net gain of 3,514 units in the City s housing stock. As of December 2014, units in buildings with 20 or more units comprised 26% of the City s total housing. Of all units added since the 2010 ACS5, over 90% have been in buildings with 20 units or more. Table 1 provides a profile of San Francisco s housing stock by building type from 2010 through Figure 2 illustrates San Francisco s housing stock by building type for TABLE 1. San Francisco Housing Stock by Building Type, Building Type Single Family 2 to 4 Units 5 to 9 Units 10 to 19 Units 20 + Units Total 2010 ACS5 123,951 79,774 37,088 37,656 93, ,560* Net Added ,464 7,037 TOTAL 124,010 79,878 37,149 37,975 99, ,597 Source: U.S. Census Bureau; Planning Department * This total includes other housing types that the Census Bureau counts, such as mobile homes, RVs, vans, and houseboats. 16 SAN FRANCISCO PLANNING DEPARTMENT

25 San Francisco Housing Inventory 2014 Housing Production Trends Housing construction unit totals for ,454 is a 48% increase from construction in 2014 is 73% over the 10-year average of 1,992 new construction units. Conversion of non-residential uses resulted in 200 units added through conversion or expansion of existing structures. However, 45 units were lost due to removal of illegal units, mergers, conversion to non-residential use and to corrections to administrative records. This means a net of 155 units were added to the housing stock through alterations of existing units or buildings. This represents a three-fold increase from the 59 units added in 2013 as a result of alterations. Some of the larger projects completed in 2014 include: 1411 Market Street/NEMA Phase II (437 market-rate units and 52 affordable inclusionary units), 185 Channel Street (315 market rate units), Rincon Hill Phase II (312 market rate units).the th Street (100% affordable 150 units) and St. Anthony Foundation s 121 Golden Gate Avenue (100% affordable 90 senior housing units) are two major affordable housing projects completed in A list of all market rate projects with 10 units or more completed in 2014 is included in Appendix A-1. Appendix A-2 includes all major affordable housing projects completed in Ninety-five units were demolished in The bulk of these demolitions (62 or 65%) were lost in Hunters View rehabilitation effort in Bayview Hunters Point. In 2014, net addition to the City s housing stock grew 79% from This 2014 net new unit count of 3,514 exceeds the 10-year average of 2,075 units. Affordable units made up 21% of new units built in In 2014, the Department of Building Inspection (DBI) authorized 3,834 units for construction according to building permit data. That number represents 21% more units authorized in 2013 (3,168). Table 2 and Figures 3 and 4 show housing production trends over the past 20 years. The table and figures account for net new units gained which is the number of units newly constructed and adjusted for alterations, which can add or subtract units, and demolitions. Figure 5 illustrates five-year housing production activity from

26 TABLE 2. San Francisco Housing Trends, Year Units Authorized for Units Completed from Units Demolished Units Gained or Lost from Alterations Net Change In Number of Units (76) , , , ,360 1, , ,897 1, (1) 1, ,380 1, , ,478 2, , ,845 2, , ,318 1, , ,571 1, , ,332 1, , ,281 2, , ,346 3, , , , ,209 1, , , , , ,168 2, , ,834 3, ,514 TOTAL 48,447 34,866 2,962 3,374 35,278 Source: Planning Department Note: Net Change equals Units Completed less Units Demolished plus Units Gained or (Lost) from Alterations. 18 SAN FRANCISCO PLANNING DEPARTMENT

27 San Francisco Housing Inventory 2014 Projects Approved and Under Review by Planning Depending on the type of project, there are various approvals by the Planning Department that a project needs to be fully entitled. Full entitlement of a project means that the project sponsor can proceed with the next step in the development process: securing approval and issuance of the building permit. In 2014, 269 projects with about 8,030 units were filed with the Planning Department. This number is higher than the count in 2013 by 66% and is a little over double that of the fiveyear average of almsot 3,690 units. TABLE 3. Projects and Units Filed at Planning Department for Review, Year Projects Filed Units Filed , , ,548 The Planning Department approved and fully entitled 57 projects in These projects propose a total of 3,756 units. Table 3 shows the number of housing projects filed with the Planning Department over the last five years. It is important to note that Planning may not approve all projects under review or may not approve projects at the unit levels requested. Project sponsors may also change or withdraw the project proposals. Some projects listed in Table 3 as undergoing Planning Department review may have reached their approval stage, been authorized for construction, or may have been completed. Lastly, many of the housing projects under development by the Office of Community Investment and Infrastructure (OCII) do not show up in Table 3 because the OCII is just responsible for the review of those projects. Appendix A-3 records major projects (10 units or more) that received Planning entitlements in Appendix A-4 contains a list of the major projects (10 or more units) filed at the Planning Department for review during , ,028 TOTAL ,437 Source: Planning Department TABLE 4. Units and Projects Authorized for by DBI by Building Type, Year Units by Building Type Single Family 2 Units 3 to 4 Units 5 to 19 Units 20+ Units Total Projects , ,710 1, ,660 3, ,979 3, ,496 3, TOTAL ,751 14, Source: Planning Department 19

28 Units Authorized for In 2014, DBI authorized 3,834 units for construction, 21% more than This number is also 36% higher than the five-year average (2,826). Since units authorized for construction is one of the indicators of future housing construction, the number of new units completed is expected to increase over the next few years. There were more projects authorized in 2014, 240 compared to 135 projects in In 2014 the average project size was 16 units, almost the same as the average development size for the five years between 2010 and 2014 (18). Table 4 summarizes the number of projects and units by building type authorized for construction by the Department of Building Inspection (DBI). Some of the major projects authorized for construction during the reporting year include: 2801 Brannan Street (434 units); th Street (408 units); 250 4th Street (208 units); and 588 Mission Bay Boulevard (200 units). Appendix A-5 lists all projects with five or more units authorized for construction in Demolitions A total of 95 units were demolished in This is a decrease in the number of units demolished from 2013 (78%). The demolition of the 95 units in 2014 is 48% below the five-year demolition average of 181 units. Table 5 shows the units demolished between 2010 and 2014 by building type and Table 6 shows the demolitions in 2014 by Zoning District. It should be noted that city policies require a minimum of one to one replacement of demolished housing. Alterations and Conversions The majority of building permits issued by DBI are for residential alterations. These alteration permits are for improvements within existing buildings or dwelling units. Some alterations expand the building envelope without increasing the number of units in the building. The Housing Inventory is primarily concerned with alterations which result in a net loss or gain in the total number of units in the housing stock. Dwelling units are gained by additions to existing housing structures, conversions to residential use, and legalization of illegal units. Dwelling units are lost by merging separate units into larger units, by conversion to commercial use, or by the removal of illegal units. The net gain of 155 units from alterations in 2014 is comprised of 200 units added and 45 units eliminated. Net units gained through alterations increased significantly from net units gained the previous year 155 units in 2014 compared to 59 units in 2013, or a 163% hike. This increase can be attributed to fewer units eliminated through alterations or conversions and an increase in the number of units lost through legalization, mergers and conversions. Of the 45 units lost through alteration in 2014, 24 were illegal units removed, 20 units were lost due to mergers, and one unit was a correction to official records. This represents a 60% decrease in units lost through alterations from 2013 (110). Table 7 shows the number of units added or eliminated through alteration permits from 2010 to Table 8 profiles the type of alterations and demolitions that caused the loss of units during the same period.»» The net total of 140 units lost in 2014 due to demolition or alteration is 74% less than that in 2013 when 539 total units were lost. 20 SAN FRANCISCO PLANNING DEPARTMENT

29 San Francisco Housing Inventory 2014 TABLE 5. Units Demolished by Building Type, Year Buildings Units by Building Type Single 2 Units 3 to 4 Units 5+ Units Total TOTAL Source: Planning Department TABLE 6. Units Demolished by Zoning District, 2014 Zoning District Buildings Single Family Units Multi-Family Total Percent of Total NC % NC % RH % RH-1(D) % RH % RH % RM % RM % TOTAL % Source: Planning Department TABLE 7. Units Added or Lost Through Alteration Permits, Year Units Added Units Eliminated Net Change TOTAL 1, ,187 Source: Planning Department 21

30 TABLE 8. Units Lost Through Alterations and Demolitions, Year Illegal Units Removed Units Merged into Larger Units Alterations Correction to Official Records Units Converted Total Alterations Units Demolished Total Units Lost TOTAL ,190 Source: Planning Department Housing Unit Trends construction and residential conversions are the primary engine behind changes to the housing stock. This section examines units added to the housing stock over the past five years by looking at the types of buildings and the Zoning Districts where they occurred. For 2014, this section examines all units added to the housing stock, not just those added through new construction. Types of Buildings housing units added over the past five years continues to be overwhelmingly (86%) in buildings with 20 or more units. Thirty-three single-family units were added in 2014, 38% more than the previous year s addition. However, single-family building construction made up a very small proportion of new construction in 2014 (1%). units were added in the 2 Units, 3-9 Units and in Units categories (64 units, 80 units and 164 units, respectively). The share of units added in high-density buildings (20 or more units) is slightly more (91%) than the five-year average of 86%. Table 9 shows new construction from 2010 through 2014 by building type. Figure 6 shows the share of new construction by building type for Housing Units Added by Zoning District Just under a third (28%) of new units built in 2014 were in Commercial Districts. Redevelopment Agency Districts and Eastern Neighborhood Districts closely followed with 22% and 19%, respectively. Table 10 summarizes new construction in 2014 by generalized Zoning Districts. Table 11 lists the number of units constructed in various Zoning Districts in the City. A complete list of San Francisco s Zoning Districts is included in Appendix C. 22 SAN FRANCISCO PLANNING DEPARTMENT

31 San Francisco Housing Inventory 2014 TABLE 9. Housing Units Built by Building Type, Year Single Family 2 Units 3 to 9 Units 10 to 19 Units 20+ Units Total ,206 1, ,227 1, ,222 2, ,313 3,654 TOTAL ,189 9,480 Share of Total Units Added, % 2% 5% 5% 86% 100% Source: Planning Department TABLE 10. Housing Units Added by Generalized Zoning, 2014 General Zoning Districts Units Percent of Total Rank Commercial (RC, C-3-G) 1,032 28% 1 Redevelopment Agency (MB) % 2 Eastern Neighborhoods Mixed Use (MUR, UMU) % 3 Residential, Downtown (DTR) % 4 Neighborhood Commercial Transit (NCT) 302 8% 5 Residential, House and Mixed (RH, RM) 266 7% 6 Neighborhood Commercial (NC, NCD) 84 2% 7 Production, Distribution, Repair (PDR) 40 1% 8 South of Market Mixed Use (RED, SLI, SLR) 24 1% 9 Residential, Transit Oriented (RTO) % 10 Industrial (M) 7 0.2% 11 Chinatown Mixed Use (CRNC) % 12 TOTAL 3, % Source: Planning Department 23

32 TABLE 11. Housing Units Added by Zoning District, 2014 Zoning Districts Units Percent of Total Rank MB-RA % 1 C-3-G % 2 MUR % 3 RH DTR % 4 RC % 5 RH % 6 UMU 179 5% 7 NCT % 8 UPR MARKET NCT 110 3% 9 HAYES NCT/NCT % 10 PDR-1-G 40 1% 11 RM % 12 POLK NC 39 1% 13 RC % 14 RH % 15 SLI 19 1% 16 INNER SUNSET NCD % 17 RH % 18 NC % 19 RTO-M % 20 24th-MISSION NC 9 0.2% 21 M % 22 NC % 23 RTO 5 0.1% 24 SLR 4 0.1% 25 RM % 26 HAYES NCT 2 0.1% 27 NORTH BEACH NC 2 0.1% 28 24TH-NOE VALLEY NC % 29 CRNC % 30 RED % 31 RH-1(D) % 32 RH-1(S) % 33 RM % 34 TOTAL 3, % Source: Planning Department 24 SAN FRANCISCO PLANNING DEPARTMENT

33 San Francisco Housing Inventory 2014 Condominiums All condominium developments, whether new construction or conversions, are recorded with the Department of Public Works s (DPW) Bureau of Street-Use and Mapping (BSM). Annual condominium totals recorded by DPW do not directly correlate with annual units completed and counted as part of the Housing Inventory because DPW s records may be for projects not yet completed or from projects completed in a previous year. Large multi-unit developments also file for condominium subdivision when they are first built even though the units may initially be offered for rent. Condominium construction, like all real estate, is subject to market forces and varies from year to year. Condominium condominium construction in 2014 dropped to 1,977 units from 2,586 units in 2013 (a decrease by 24%). TABLE 12. Condominiums Recorded by DPW, Year Units % Change from Previous Year ,907 57% ,466 29% ,395 38% ,897-44% % % , % % , % ,977-24% TOTAL 18,398 Approximately 94% of the condominiums recorded were in buildings with 20 or more units (1,867 units or a 22% decrease from 2013). Source: Department of Public Works, Bureau of Street-Use and Mapping Table 12 shows construction of new condominiums recorded by DPW over the past ten years and Table 13 shows new condominium construction by building type over the past five years. TABLE 13. Condominiums Recorded by the DPW by Building Type, Year 2 Units 3 to 4 Units 5 to 9 Units 10 to 19 Units 20+ Units Total ,450 1, ,381 2, ,867 1,977 TOTAL ,158 7,898 Source: Department of Public Works, Bureau of Street-Use and Mapping 25

34 Condominium Conversions The San Francisco Subdivision Code regulates condominium conversions. Since 1983, conversions of units from rental to condominium have been limited to 200 units per year and to buildings with six or fewer units. More than 200 units may be recorded in a given year because units approved in a previous year may be recorded in a subsequent year. The 200-unit cap on conversions can also be bypassed for two-unit buildings with owners occupying both units. Condominium conversions were up by 98% in 2014 (730 from 369 conversions in 2013). This number is 20% higher than the 10-year average of 606 units About 21% of units converted in 2014 occurred in two-unit buildings, representing a decrease by 21% from Sixty-four percent of the condominium conversions in 2014 (468) were in buildings with two or three units, compared to 76% in TABLE 14. Condominium Conversions Recorded by DPW, Year Units % Change from Previous Year % % % % % % % % % % TOTAL 6,061 Source: Department of Public Works, Bureau of Street-Use and Mapping Table 14 shows the number of conversions recorded by DPW from Table 15 shows condominium conversions by building type over the past five years. TABLE 15. Condominium Conversions Recorded by DPW by Building Type, Year 2 Units 3 Units 4 Units 5 to 6 Units Total TOTAL 1, ,596 Source: Department of Public Works, Bureau of Street-Use and Mapping 26 SAN FRANCISCO PLANNING DEPARTMENT

35 San Francisco Housing Inventory 2014 Residential Hotels Residential hotels in San Francisco are regulated by Administrative Code Chapter 41 the Residential Hotel Conversion and Demolition Ordinance (HCO), enacted in The Department of Building Inspection (DBI) Housing Inspection Services Division administers the HCO. This ordinance preserves the stock of residential hotels and regulates the conversion and demolition of residential hotel units. As of 2014, 19,382 residential hotel rooms are registered in San Francisco; 72% are residential rooms in for-profit residential hotels and 28% are residential in non-profit hotels.»» According to DBI, there have been no changes in the residential hotel stock since 2012 due to a transition to the Accela Software implementation. Table 16 reports the number of residential hotel buildings and units for both for-profit and nonprofit residential hotels from 2010 through TABLE 16. Changes in Residential Hotel Stock, Year For Profit Residential Hotels Non-Profit Residential Hotels Total Buildings Resid. Rooms Tourist Rooms Buildings Resid. Rooms Buildings Resid. Rooms ,790 2, , , ,680 2, , , ,903 2, , , ,903 2, , , ,903 2, , ,382 Source: Department of Building Inspection 27

36 Affordable Housing Standards and Definitions of Affordability Affordable housing by definition is housing that is either rented or owned at prices affordable to households with low to moderate incomes. The United States Department of Housing and Urban Development (HUD) determines the thresholds by household size for these incomes for the San Francisco HUD Metro Fair Market Rent Area (HMFA). The HMFA includes San Francisco, Marin, and San Mateo counties. The standard definitions for housing affordability by income level are as follows: Extremely low income: Units affordable to households with incomes at or below 30% of the HUD median income for the San Francisco HFMA; Very low income: Units affordable to households with incomes at or below 50% of the HUD median income for the San Francisco HFMA; Affordable ownership unit: A unit for which the mortgage payments, PMI (principal mortgage insurance), property taxes, homeowners dues, and insurance equal 33% of the gross monthly income of a household earning between 80% and 120% of the San Francisco HFMA median income, assuming a 10% down payment and a 30-year 8% fixed rate loan. Inclusionary Affordable Housing Program units: These units are rental units for households earning up to 60% of the San Francisco median income, or ownership units for first-time home buyer households with incomes from 70% to up to 110% of the San Francisco median income. Tables 17 and 18 show the incomes and prices for affordable rental and ownership units based on 2014 HUD income limits. Lower income: Units affordable to households with incomes at or below 60% of the HUD median income for the San Francisco HFMA; Low income: Units affordable to households with incomes at or below 80% of the HUD median income for the San Francisco HFMA, Moderate income: Units affordable to households with incomes at or below 120% of the HUD median income for the San Francisco HFMA; and Market rate: Units at prevailing prices without any affordability requirements. Market rate units generally exceed rental or ownership affordability levels, although some small market rate units may be priced at levels that are affordable to moderate income households. Housing affordability for units is calculated as follows: Affordable rental unit: A unit for which rent equals 30% of the income of a household with an income at or below 80% of the HUD median income for the San Francisco HFMA, utilities included; 28 SAN FRANCISCO PLANNING DEPARTMENT

37 San Francisco Housing Inventory 2014 TABLE Rental Affordable Housing Guidelines Income Levels Household Size Average Unit Size Maximum Annual Income Monthly Rent Extremely Low Income (30% of HUD Median Income) 1 Studio $20,400 $ Bedroom $23,300 $ Bedroom $26,200 $ Bedroom $29,150 $ Bedroom $31,450 $ Bedroom $33,800 $708 Very Low Income (50% of HUD Median Income) 1 Studio $34,000 $ Bedroom $38,850 $ Bedroom $43,700 $1, Bedroom $48,550 $1, Bedroom $52,450 $1, Bedroom $56,350 $1,272 Lower Income (60% of HUD Median Income) 1 Studio $40,750 $ Bedroom $46,600 $1, Bedroom $52,450 $1, Bedroom $58,250 $1, Bedroom $62,900 $1, Bedroom $67,600 $1,553 Low Income (80% of HUD Median Income) 1 Studio $54,350 $1, Bedroom $62,150 $1, Bedroom $69,900 $1, Bedroom $77,700 $1, Bedroom $83,900 $1, Bedroom $90,100 $2,116 Source: U.S. Department of Housing and Urban Development (HUD) Note: Incomes are based on the 2013 Area Median Income (AMI) limits for the San Francisco HUD Metro FMR Area (HMFA). Rents are calculated based on 30% of gross monthly income. (FMR = Fair Market Rents) 29

38 TABLE Homeownership Affordable Housing Guidelines Income Levels Household Size Average Unit Size Maximum Annual Income Monthly Housing Expense Maximum Purchase Price Low Income (70% of HUD Median Income) 1 Studio $47,550 $1,308 $155, Bedroom $54,400 $1,496 $180, Bedroom $61,200 $1,683 $205, Bedroom $67,950 $1,869 $229, Bedroom $73,400 $2,019 $248,244 Median Income (90% of HUD Median Income) 1 Studio $61,150 $1,682 $218, Bedroom $69,950 $1,924 $252, Bedroom $78,650 $2,163 $285, Bedroom $87,400 $2,404 $319, Bedroom $94,350 $2,595 $344,977 Moderate Income (110% of HUD Median Income) 1 Studio $74,750 $2,056 $281, Bedroom $85,450 $2,350 $324, Bedroom $96,150 $2,644 $366, Bedroom $106,800 $2,937 $409, Bedroom $115,350 $3,172 $441,940 Source: U.S. Department of Housing and Urban Development (HUD) Note: Incomes are based on the 2013 Area Median Income (AMI) limits for the San Francisco HUD Metro FMR Area (HMFA). Monthly housing expenses are calculated based on 33% of gross monthly income. (FMR = Fair Market Rents). Maximum purchase price is the affordable price from San Francisco s Inclusionary Housing Program and incorporates monthly fees and taxes into sales price. 30 SAN FRANCISCO PLANNING DEPARTMENT

39 San Francisco Housing Inventory 2014 Affordable Housing Some 757 affordable units were completed in 2014, representing 21% of the new housing units added in Of these, 267 are on-site inclusionary affordable units. Low-income units represented 63% of the new affordable units that were constructed in 2014; very low-income units made up 20%, and moderate income units made up about 17%. Figure 7 shows affordable housing construction compared to market-rate housing construction from 2010 to 2014 by year and as a total. Table 19 shows the production of affordable housing by levels of affordability and Table 20 shows new affordable housing by type. These numbers do not include affordable units that result from acquiring and rehabilitating residential buildings by nonprofit housing organizations. Those units are covered later in the report. Major affordable housing projects completed in 2014 include: th Street (150 units); 121 Golden Gate Avenue (90 units); 378 5th Street (44 units); Jamestown Avenue (96 units); 1600 Market Street (23 units); and 63 West Point Road (15 units). All major (10 or more units) new affordable housing projects completed in 2014 are detailed in Appendix A-2. On-site affordable inclusionary units are listed under major market rate projects. Affordable housing projects under construction, or in pre-construction or preliminary planning with either the Mayor s Office of Housing or the Office of Community Investment and Infrastructure are presented in Appendix A-6. The number of new affordable units (757) produced in 2014 was 6% more than in 2013 (712). A total of 59 units were added to existing residential buildings in Typically, these are smaller units and are sometimes referred to as secondary or granny units; these are also usually affordable to households with moderate incomes. 31

40 TABLE 19. Affordable Housing by Income Level, Year Extremely Low (30% AMI) Very Low (50% AMI) Lower (60% AMI) Low (80% AMI) Moderate (120% AMI) Total Affordable Units Total All Units % of All Units ,438 40% % ,471 35% ,499 28% ,654 21% TOTAL 377 1, ,782 9,480 29% Source: Planning Department, Mayor s Office of Housing TABLE 20. Affordable Housing by Housing Type, Year Family Senior Individual/SRO Homeowner Total Percent of Total 71% 12% 0.4% 17% 100% Source: Planning Department, Mayor s Office of Housing Note: Family units include projects with a majority of two or more bedroom units. Individual / SRO includes projects with a majority of or one bedroom, residential care facilities, shelters, and transitional housing. 32 SAN FRANCISCO PLANNING DEPARTMENT